Your search results

What Might Occur If We Ease Property Cooling Measures?

Posted by Jayson Ang on July 21, 2025

| 0

TLDR

To assess if Singapore’s property cooling measures are working, compare our actions with China, which is applying the opposite strategy by trying to revive its real estate sector. China recently cut mortgage rates and raised the maximum loan-to-value (LTV) ratio, while Singapore tightened borrowing criteria and reduced LTVs. If China’s moves spark a rebound in prices, it suggests Singapore’s cooling measures might be effective at dampening demand. Watch China’s results closely, especially since changes in Chinese policy and buyer interest can impact Singapore’s luxury market (CCR). With higher ABSD for foreigners and easier conditions in China, fewer Chinese buyers may enter Singapore’s market in the near future. Whether you should buy, sell, or wait depends on your unique circumstances—there’s no one-size-fits-all answer, but data-driven advice and careful planning are more important than ever.

At times, an effective method to assess cooling measures is to observe those who are taking contrary actions.

How can we determine if the cooling measures in Singapore are effective? The most straightforward approach is to evaluate the outcomes after a few months. However, there’s another unconventional method: examining countries that are addressing the opposite issue (specifically, revitalising a struggling real-estate sector) and assessing whether their strategies differ significantly from ours. Currently, China serves as the most relevant case study for this.

China’s property market has been in crisis since 2021 (although some analysts might contend that it began a year earlier with the introduction of the three red lines policy). Nonetheless, the property giant Evergrande Group faced severe financial difficulties and failed to meet its debt obligations. When it defaulted on an offshore bond in December 2021, it triggered a cascade of events: Evergrande alone owed an estimated US$310 billion that could not be covered. Other real estate firms, such as Fantasia Holdings and Sinic Holdings Group, soon followed suit, leading to a prolonged downturn in China’s real estate market.

Recently, China has launched a substantial aid package for its property market, which stands in stark contrast to our cooling measures.

China has reduced mortgage interest rates by an average of 0.5 per cent for individual borrowers. Additionally, the maximum Loan To Value (LTV) ratio for home loans has been increased to 85 per cent, up from the previous 75 per cent.

This stands in stark contrast to the situation in Singapore. While our government has not raised interest rates, we have increased the floor rate for Total Debt Servicing Ratio (TDSR) and Mortgage Servicing Ratio (MSR) calculations, making it more difficult for borrowers to qualify. Furthermore, we lowered the LTV for home loans to 75 per cent, including for HDB loans, back in August 2024.

If our cooling measures have effectively moderated prices, then the reverse should potentially boost prices – it will be intriguing to see the extent of this effect on the Chinese market.

For instance, how might a 0.5 per cent reduction in interest rates influence prices? This is particularly relevant for Singapore, as a significant rate cut in the US could also lead to lower mortgage rates here. The last time we experienced this was during 2018/9 and Covid, when lower interest rates substantially increased real estate prices. Our recent research indicates that from 2000 to 2024, interest rates were pivotal in driving up even resale flat prices. A 0.5 per cent interest rate reduction in China might provide valuable insights into its impact on prices today.

In terms of decreasing LTV ratios, observing its potential to revitalise the Chinese real estate market will also be of interest to us. If it shows little to no effect, we might anticipate a similarly modest impact from our latest cooling measures. This presents an opportunity to study how much leverage is necessary before real estate begins attracting new investors (and vice versa).

Next, we need to consider the additional impacts on our Core Central Region (CCR).

Those owning luxury CCR properties should be particularly vigilant regarding developments in China at this time. Chinese purchasers continue to represent a substantial portion of buyers in the CCR, as was evident in 2022 when they dominated the market for local luxury real estate.

Currently, Singapore imposes a 60 per cent ABSD on foreign buyers, while simultaneously, the Chinese government is relaxing mortgage regulations. This creates a significant incentive for Chinese investors to reconsider purchasing in Singapore and focus on opportunities back home.

The interplay between ABSD and the actions of China’s central bank may influence CCR property values in the near future, unless Singaporeans swiftly step in to fill the void—though this seems unlikely, as even many potential upgrader buyers find CCR condos financially unattainable today.

Should You Buy, Sell or Wait?

If you’re reading this, you must be trying to figure out the best course of action right now: is it the right time to buy or sell?

It’s difficult to give an exact answer since everyone’s situation is unique and what works for one person may not necessarily work for you.

I can bring you a wealth of on-the-ground experience and a data-driven approach to provide clarity and direction. From beginners to experienced investors, our top-down, objective approach will help you on your real estate journey.

I can help you by:

Offering Strategic Real Estate Advice – I can help create a comprehensive plan to guide you through your property journey.
Connecting Your Home with the Perfect Buyers – Through stunning visuals, an effective communication strategy, and an in-depth knowledge of the market, we’ll ensure your home is presented in the best possible way to fulfill your goals.

You May Also Like …

All Opinion

Why Can’t Everyone Have Homes In Good Locations?

Jayson Ang – March 9, 2024 –

TLDR In a nutshell, the Singapore property market is undergoing significant changes, with the introduction of a new housing classification...

All Buying Tips Opinion Selling Tips

How to Identify an “Undervalued Property” in Singapore in 2025: 6 Easy Tips

Jayson Ang – November 9, 2025 –

TLDR Undervalued properties are harder to find in Singapore due to market transparency, but deals still exist. Target areas with...

Mandarin Top 5

5 Factors : Why Singapore’s Property Market Is A Good Hedge Against Inflation

Jayson Ang – May 26, 2024 –

As inflation becomes a growing concern for investors worldwide, the stability of Singapore's property market has become an attractive option...

Mandarin Top 5

Top 5 Factors : Why Investing In A Property With A Good View Can Be A Profitable Move In Singapore

Jayson Ang – August 1, 2024 –

Investing in a property with a good view in Singapore can be a profitable move for several reasons. Here are...

Mandarin Top 5

Top 5 Tourist Attractions in Singapore

Jayson Ang – July 18, 2023 –

Top 5 Tourist Attractions in Singapore Singapore, a vibrant city-state located in Southeast Asia, is known for its diverse culture,...

All Blog Posts Buying Tips

Buying a Second Property – 3 Key Factors to Consider

Jayson Ang – June 18, 2023 –

TLDR When navigating the complexities of purchasing a second property in Singapore, ensure you meet eligibility criteria, consider affordability factors...

All Buying Tips Opinion

A Potential Game-Changer: Singapore’s Proposed Minimum Transaction Rule for Property Agents in 2025

Jayson Ang – July 20, 2026 –

TLDR In Singapore’s real estate market, experience alone no longer guarantees an agent’s competence. Many agents maintain licenses without significant...

All Blog Posts Buying Tips

Ready To Make The Jump From HDB To Condo? This Guide Has All The Answers!

Jayson Ang – January 5, 2023 –

TLDR When upgrading from an HDB flat to a condo, consider factors like location proximity, amenities, and regulations. Decide whether...

All Blog Posts Buying Tips

Are You Worried About Overpaying On Your Property? Here’s The Secret To Finding Out Its Perfect Purchase Price!

Jayson Ang – March 14, 2023 –

TLDR Understanding property valuations and their impact on mortgage loans is crucial in the Singapore real estate market. By considering...

Mandarin Top 5

5 Reasons : The Benefits Of Investing In A Property With Good Access To Healthcare Facilities In Singapore

Jayson Ang – June 28, 2024 –

Investing in a property with good access to healthcare facilities in Singapore offers numerous benefits for both homeowners and investors....

All Buying Tips Opinion

Love Across Borders: Navigating Singapore’s Housing Choices for Mixed-Nationality Couples

Jayson Ang – January 30, 2026 –

TLDR Marriages between Singaporeans and foreigners now make up about 20% of all marriages, but housing options for these couples...

All Buying Tips Opinion Selling Tips

The Strategic Advantage: Why Owning a Condo Near HDB Flats Can Be Your Best Property Move

Jayson Ang – September 4, 2026 –

TLDR Owning a condo near HDB flats in Singapore offers a strategic advantage often overlooked by buyers. Proximity to HDB...

All Blog Posts

Singapore Property Swapper

Jayson Ang – December 7, 2022 –

https://www.youtube.com/watch?v=B1NTnjxDPy4 Jayson Ang, also known as the Singapore Property Swapper, is a certified Propnex agent and top 1% producer who...